86607 Nassau Crossing Way · Yulee, FL 32097

$340,000

4 bd · 2.0 ba · 1,856 sqft · SingleFamily · 11 Days on market

Built 2022 5,662 sqft lot Est $369k · 8% under $50/mo HOA · 2% of rent

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +11.1/15.0
• Cash flow +10.3/30.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nassau Crossing is a new D. R. Horton community that offers thoughtfully designed homes featuring one and two-story open floor plans with smart energy-efficient features and NO CDD FEES! Homeowners in Nassau Crossing will enjoy excellent shopping, top-rated schools, plus Historic Amelia Island and world-renowned beaches are just a short drive away. We have two model homes NOW OPEN so stop by or call for more information.

Key facts

• Tile flooring
• Granite countertops
• Gas range

Tags

• CENTRAL YULEE LOCATION
• OPEN-CONCEPT FLOOR PLAN
• TILE FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS RANGE

Property features AI

Finance

• HOA & community: Community association with annual fee of $600; Community amenities include dog park, park, and playground; Sidewalks in the community

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Natural gas connected; Cable available
• Home design: Single-family residence; One level
• Construction: Fiber cement exterior; Shingle roof
• Exterior features: Front porch; Patio; City street frontage; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Refrigerator; Kitchen island; Pantry
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Jack and Jill bathroom; Kitchen island; Open floor plan; Pantry; Primary bathroom with shower (no tub); Split bedroom layout; Walk-in closets
• Laundry & utility: In-unit laundry; Washer and dryer included; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (21.8% below list).
• Recommended offer: $266k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.3% in Yulee — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#605 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-, crime B+; Watch: amenities F, commute F, health & safety F.
• Nassau (town): math 74% / reading 65% proficiency, ranked #4 of 73 in FL (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.9%/yr); 601 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 953 units permitted in Nassau County in 2024 (24 in 5+ unit buildings).
• This rent runs 34% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Nassau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,834 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $369,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86204 Buggy Ct	0.25mi	3/2.0 (-1)	1,940 (+4%)	5mo	$340,000	$175	72
86021 Tropicana Ct	0.48mi	4/2.0	1,839 (-1%)	5mo	$350,000	$190	72
86178 Mainline Rd	0.18mi	3/2.0 (-1)	1,670 (-10%)	2mo	$347,900	$208	69
86857 Iron Rail Ct	0.21mi	3/2.0 (-1)	1,670 (-10%)	2mo	$315,000	$189	67
86047 Rio Way	0.52mi	3/2.0 (-1)	2,006 (+8%)	2mo	$379,999	$189	56
86011 Aladdins Way	0.56mi	3/2.0 (-1)	1,676 (-10%)	0mo	$335,000	$200	52
86163 Venetian Ave	0.71mi	4/2.5	2,010 (+8%)	1mo	$399,000	$199	50
86013 Bellagio Ct	0.61mi	3/2.0 (-1)	1,676 (-10%)	3mo	$355,000	$212	48
86148 Venetian Ave	0.69mi	3/2.0 (-1)	1,685 (-9%)	2mo	$335,000	$199	46
86351 Moonlit Walk Cir	0.74mi	3/2.0 (-1)	2,017 (+9%)	3mo	$395,000	$196	43
86195 Venetian Ave	0.74mi	3/2.5 (-1)	1,685 (-9%)	2mo	$349,900	$208	41
86095 Venetian Ave	0.64mi	3/2.0 (-1)	1,611 (-13%)	4mo	$300,000	$186	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.88% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.81×
• Total profit: $172,786
• Equity at exit: $306,299

10-year hold

• IRR: 20.2%
• Equity multiple: 6.44×
• Total profit: $517,677
• Equity at exit: $660,545

Cash invested: $95,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32097

• Home prices YoY: 19.5%
• Rents YoY: 2.9%
• Active inventory: 601
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,658 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$315 /mo · $3,779/yr
• Insurance: −$142
• HOA: −$50
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-190

Break-even live

Break-even rent $2,898

Max offer price $306,523

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-93	+0% $-190	+5% $-286	+10% $-382
Rent	-10% $-400	-5% $-295	+0% $-190	+5% $-84	+10% $21
Rate	-1.0pp $-18	-0.5pp $-103	base $-190	+0.5pp $-278	+1.0pp $-367

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86215 Buggy Ct Yulee, FL	3.0	2.0	1675	$2,295	$1.37	22d	1	0.22mi
86467 Moonlit Walk Cir Yulee, FL	4.0	3.0	2010	$3,100	$1.54	25d	1	0.93mi
78295 Saddle Rock Rd Yulee, FL	4.0	2.0	1846	$2,191	$1.19	25d	1	1.18mi
76031 Long Pond Loop Yulee, FL	3.0	2.5	2459	$2,500	$1.02	18d	1	1.21mi
77822 Lumber Creek Blvd Yulee, FL	3.0	2.0	1543	$2,200	$1.43	25d	1	1.35mi
86092 Knotted Oak Way Unit Bedroom 1 Yulee, FL	4.0	3.0	2414	$825	$0.34	19d	1	1.40mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 8 events

1. 2026-06-21
   days on market $340,000 Active 11 DOM
2. 2026-06-18
   days on market $340,000 Active 8 DOM
3. 2026-06-17
   days on market $340,000 Active 7 DOM
4. 2026-06-16
   days on market $340,000 Active 6 DOM
5. 2026-06-15
   days on market $340,000 Active 5 DOM
6. 2026-06-13
   days on market $340,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $340,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,779 · $315/mo
• Projected year-2 tax: $3,779 · $315/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,900
• − Mortgage interest: −$19,045
• − Property taxes: −$3,779
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − HOA: −$600
• − Depreciation: −$9,891
• Taxable loss: −$8,219
• Est. tax savings @ 24.0%: +$1,973
• After-tax cash flow: $-301/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Nassau
• NCES district ID: 1201350
• Math proficiency: 74% ▼ -2.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $58,267
• Composite: 59.79/100
• National rank: #899
• State rank: #4 of 73 in FL

Livability — Yulee

• Score: 66/100
• State rank: #605
• US rank: #11615

Category grades

Amenities F Commute F Cost of living A- Crime B+ Employment B+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yulee, FL
• County: Nassau County · 67,729 people
• City population: 26,700
• Metro: Jacksonville, FL
• Population (ZIP): 26,700
• Household income: $93,161
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 404.0

Population outlook (Nassau County) Hauer SSP2

• Today (2025): 88,419 people
• By 2030: 92,679 · +4.8%
• By 2040: 99,257 · +12.3%
• By 2050: 103,378 · +16.9%
• By 2075: 109,726 · +24.1%
• By 2100: 107,006 · +21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 9% Black 9% Hispanic / Latino 8% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 3% Romanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Vietnamese 1%

Political lean MEDSL · Nassau

• 2024 margin: Solid R (+46.9) · D 26.1% · R 73.1%
• 2008→2024 swing: -3.1pp toward R · 2008: -43.8pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+45.9 2016: R+50.2 2012: R+48.6 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.35%
• Current HPI: 301.9299
• Rent YoY: ▲ 2.88%
• Metro: Jacksonville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-62.4% since first listed

10 events — show timeline

• 2026-06-10 Listed $340,000 realMLS
• 2022-06-28 Sold (MLS) $342,490 AINCAR
• 2022-06-24 Sold (MLS) $342,490 realMLS
• 2022-02-04 Pending — realMLS
• 2022-02-03 Price Changed $345,990 realMLS
• 2022-02-03 Relisted — realMLS
• 2022-01-10 Pending — realMLS
• 2022-01-04 Listed $329,990 AINCAR
• 2022-01-04 Listed $329,990 realMLS
• 2021-11-05 Sold (Public Records) $905,398 Public Records

Property tax history

+77.4%/yr

Latest (2025): $3,779 · +1.4% YoY. Source: county tax records.